Comparable sales & offer analysis
Parcel MN-212356
St. Louis County, MN · 3.58 ac · Recreational · Gravel · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$15,600
Adjusted value
$13,503
Value range
$11,331–$15,676
Comp $/acre
$3,772/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +15.5% versus the adjusted value.
Offer position
Max allowable offer
$7,716
Offer $/acre
$2,155/ac
Projected profit
$4,051
Annualized ROI
+69.2%
Assumes a 30% target margin, 9-month hold, 4% closing costs, 6% annual carry and 8% selling costs.
Comparable sales
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Match |
|---|---|---|---|---|---|---|
| MN-642467 | 3.9 | Jul 27, 2026 | $16,300 | 4,207 | 4,917 | 85 |
| MN-831662 | 2.2 | Jul 27, 2026 | $8,600 | 3,950 | 3,319 | 80 |
| MN-831543 | 2.0 | Feb 20, 2026 | $8,400 | 4,221 | 4,191 | 77 |
| MN-843105 | 6.2 | Mar 18, 2026 | $17,200 | 2,797 | 2,913 | 77 |
| MN-992247 | 3.3 | Oct 20, 2024 | $13,600 | 4,107 | 3,572 | 74 |
| MN-131289 | 1.6 | Nov 21, 2024 | $9,200 | 5,572 | 4,225 | 62 |
| MN-882878 | 5.2 | Apr 9, 2024 | $20,000 | 3,824 | 3,457 | 59 |
| MN-253658 | 9.2 | Oct 18, 2025 | $40,000 | 4,343 | 3,825 | 59 |
| MN-130954 | 1.3 | Dec 12, 2024 | $7,000 | 5,363 | 3,314 | 56 |
Prepared with LandPilot. Values are model estimates derived from recorded sales and procedural market data, not an appraisal. Verify title, access and zoning independently before contracting.